SPECIAL AREA PLAN-2021 BIDADI URBANISABLE BLOCK, APZ-1

14. ZONAL REGULATIONS

In order to promote public health, safety and the general social welfare of the
community, it is necessary to apply control and reasonable limitation on the
development of land and buildings. This is to ensure that most appropriate, economical
and healthy development of the town takes place in accordance with the land use plan,
and its continued maintenance over the years. For this purpose, the town is divided in
to a number of use zones, such as residential, commercial, industrial, public and semi
public etc. Each zone has its own regulations, as the same set of regulations cannot be
applied to the entire town.

Zonal Regulations protects residential areas from the harmful invasions of commercial
and industrial uses and at the same time promotes the orderly development of industrial
and commercial areas, by suitable regulations on spacing of buildings to provide
adequate light, air, protection from fire, etc. It prevents over crowding in buildings and on
land to ensure adequate facilities and services.

Zoning is not retrospective. It does not prohibit the uses of land and buildings that are
lawfully established prior to the coming into effect of these Zonal Regulations. If these
uses are contrary to the newly proposed uses, they are termed non-conforming uses
and are gradually eliminated over years without inflicting unreasonable hardship upon
the property owner.

The Zonal Regulations and its enforcement ensure proper land use and development. It
forms an integral part of the Special Area Plan. It ensures solutions to problems of
development under local conditions.

The Zonal Regulations for APZ-1 is based on the Zonal Regulations of neighbouring
Local Planning Areas, Model Zonal Regulations and also the Zonal Regulations
prepared for the Interim Master Plans for Local Planning Areas in the Bangalore
Metropolitan Region.

1. Establishment of Zones and Zonal Maps:

1.1.
i. The local planning area is divided into use zones such as residential,
commercial, industrial etc., as shown in the enclosed maps.
ii. Zonal boundaries and interpretations of Zonal Regulations.
a. Where there is uncertainty as regards the boundary of the zones in the
approved maps, it shall be referred to the Authority and the decision of the
Authority in this regard shall be final.
b. For any doubt that may arise in interpretation of the provisions of the Zonal
Regulations, the decision of the Authority is final.
1.2 These regulations sets out the uses of land:
i. Those are permitted.
ii. Those may be permitted under special circumstances
1.3 The regulations governing minimum size of plot, maximum plot coverage,
minimum front, rear and side setbacks, minimum road widths and maximum number
of floors and height of structures are set out in Annexure-II appended to these
regulations.

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2.0 DEFINITIONS:
In these Zonal Regulations, unless the context otherwise requires, the
expressions given below shall have the meaning indicated against each of them.
2.1 ‘Act’ means the Karnataka Town and Country Planning Act, 1961.
2.2 ‘Agriculture’ includes horticulture, farming, growing of crops, fruits, vegetables,
flowers, grass, fodder, trees of any kind or cultivation of soil, breeding and
keeping of live stock including cattle, horses, donkeys, mules, pigs, fish, poultry
and bees, the use of land which is ancillary to the farming of land or any purpose
aforesaid but shall not include the use of any land attached to a building for the
purpose of garden to be used along with such building; and ‘agriculture’ shall be
construed accordingly.
2.3 ‘Amenity’ includes roads, street, open spaces, parks, recreational grounds,
playgrounds, gardens, water supply, electric supply, street lighting, sewerage,
drainage, public works and other utilities, services and conveniences.
2.4 ‘Apartment’ means a room or suite or rooms, which are occupied or which is
intended or designed to be occupied by one family for living purpose.
2.5 ‘Apartment building / multi dwelling’ means a building containing four or more
dwelling units, or two buildings blocks, each containing two or more dwelling units
on a given property.
2.6 ‘Applicant’ means any person who gives notice to the Authority with an intention
to erect or re-erect or alter a building.
2.7 ‘The Authority’ means The Bangalore Metropolitan Region Development
Authority (BMRDA)
2.8 ‘Balcony’ means a horizontal cantilever projection including a handrail or
balustrade, to serve as passage or sit out place.
2.9 ‘Basement storey or cellar’ means any storey, which is partly / wholly below the
ground level. The basement height should not project more than 1.5 mtrs. above
the average ground level.
2.10 ‘Building’ includes;
2.10.1 A house, out-house, stable, privy, shed, well, verandah, fixed platform, plinth,
door step and any other such structure whether of masonry, bricks, wood, mud,
metal or any other material whatsoever;
2.10.2 A structure on wheels simply resting on the ground without foundation;
2.10.3 A ship, vessel, boat, tent and any other structure used for human habitation or
used for keeping animals or storing any article or goods on land.
2.11 ‘Building line’ means the line, from the centre line of the urban road / street upto
which the plinth of buildings may lawfully extend within the plot on urban road /
street or an extension of an urban road / street and includes the line prescribed, if
any, or in any scheme.

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2.12 ‘Chajja’ means a continuous sloping or horizontal cantilever projection provided

over an opening or external wall to provide protection from sun and rain.
2.13 ‘Chimney’ means a structure usually vertical containing a passage or flue by
which the smoke, gasf, etc., of a fire or furnace are carried off and by means of
which a draught is created.
2.14 Civic Amenity: "civic amenity" means a market, a post office, a bank, a bus
2.15 maternity home, a child care centre, a library, a gymnasium, a recreation centre
run by the state/ central Government or local authority, a centre for educational,
religious, social or cultural activities or philanthropic service run by a co-operative
society or society registered under the Karnataka Societies Registration Act, 1960
(Karnataka Act 17 of 1960) or by a trust created wholly for charitable, educational
or religious purposes, a police station, an area office or a service station of the
local authority or the Karnataka Urban Water Supply and Drainage Board or the
Karnataka Electricity Board and such other amenity as the Government may by
notification specify
2.16 ‘Commercial building’ means a building or part of a building, which is used as
shops, and/or market for display and sale of merchandise either wholesale or
retail, building used for transaction of business or the keeping of accounts,
records for similar purpose; professional service facilities, corporate offices,
software services, offices of commercial undertakings and companies petrol
bunk, restaurants, lodges, nursing homes, cinema theatres, multi plex, kalyana
mantapa, community hall (run on commercial basis) banks, clubs run on
commercial basis. Storage and service facilities incidental to the sale of
merchandise and located in the same building shall be included under this group,
except where exempted.
2.17 ‘Corner plot’ means a plot facing two or more intersecting streets.
2.18 ‘Corridor’ means a common passage or circulation space including a common
entrance hall.
2.19 ‘Courtyard’ means a space permanently open to the sky either interior or
exterior of the building within the site around a structure
2.20 ‘Covered Area’ (Coverage) means area covered by building / buildings
immediately above the plinth level, but does not include the space covered by;
i. Garden, rocky area, well and well structures, plant, nursery, water pool,
swimming pool (if uncovered) platform around a tree, tank, fountain, bench with
open top and unenclosed sides by walls and the like;
ii. Drainage, culvert, conduit, catch-pit, gully-pit, chamber gutter and the like;
iii. Compound or boundary wall, gate, un-storied porch and portico, Chajja, slide,
swing, uncovered staircase, watchman booth, pump house. The area covered
by watchman booth / pump house shall not exceed three square meters;
iv. Sump tank and electric transformer.

2.21 ‘Cross wall’ - means an internal wall within the building upto the roof level or
lintel level.

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2.22 ‘Density’ means concentration of population expressed in terms of number of

persons per hectare in a particular area.
2.23 ‘Detached building’ means a building, the walls and roof of which are
independent of any other building with open spaces on all sides, except the
portion covered by the garage.
2.24 ‘Development’ with its grammatical variations- means the carrying out of
building, engineering, mining or other operations in, or over or under land or the
making of any material change in any building or land or in the use of any building
or land and includes sub-division of any land.
2.25 ‘Drain’ means any pipe or other construction emanating from a plumbing fixture
unit, traps, gullies, floor traps, etc., which carries water, or waste water in a
building and connects to the drainage system.
2.26 ‘Drainage’ means the removal of any waste liquid by a system constructed for
this purpose.
2.27 ‘Dwelling unit / Tenement’ means an independent housing unit with separate
facility for living, cooking and sanitary requirements.
2.28 ‘Exit’ means a passage, channel or means of egress from any floor to a street or
other open space of safety.
2.29 ‘External wall’ means an outer wall of the building not being a partition wall even
though adjoining a wall of another building and also a wall abutting on an interior
open space of any building.
2.30 ‘First floor’ means the floor immediately above the ground floor, on which
second and other floors follow subsequently.
2.31 ‘Flatted factory’ means a premises having group of non-hazardous small
industrial units as given in schedule-I and II having not more than 50 workers and
these units are located in multi-storeyed buildings.
2.32 ‘Floor’ means the lower surface in a storey on which one normally walks in a
building. The general term ‘floor’ does not refer basement or cellar floor and
mezzanine.
2.33 ‘Floor Area Ratio’ (FAR) means the quotient of the ratio of the combined gross
areas of all floors, except the areas specifically exempted under these
regulations, to the total area of the plot, viz.

Total floor area of all the floors.

Floor Area Ratio =
Plot Area

2.34 ‘Frontage’ means the measurement of the side of any site abutting the road.
2.35 ‘Garage’ means a structure designed or used for the parking of vehicles.
2.36 ‘Government’ means the Government of Karnataka.

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2.37 ‘Ground floor’ means immediately above the level of the adjoining ground level
on all sides or above the basement floor.
2.38 ‘Group Housing’ means apartments or group of apartments on a minimum plot
area of 1 hectare or more with one or more floors and with one or more dwelling
units in each floor. They are connected by an access of not less fhan 3,5meters in
width, if they are not approachable directly from the road. Further, there should be
a connectivity from the applicant’s plot to neighbouring lands/plots at suitable
points as decided by the Authority, so as to achieve proper circulation. Such
connectivity roads shall not be less than 12meters in width.
2.39 ‘Head room’ where a finished ceiling is not provided the lower side of the joists
or beams or tie beams shall determine the clear headroom.
2.40 ‘Height of Building’ means the vertical distance measured in the case of flat
roofs from the average road level of the site to the top of the roof and in the case
of pitched roofs up to the point where the external surface of the outer wall
intersects a finished surface of the sloping roof and in case of gable facing the
street, the mid point between the eave-level and the ridge. Architectural features,
service no other function except that of decoration shall be excluded for the
purpose of measuring height. Water tank, chimneys, lift room, stair case room,
and parapet are also excluded for the purpose of measuring height.
2.41 ‘High-rise Building’ means a building measuring G+4 or15 meters and above,
whichever is less. However, chimneys, cooling towers, boiler, rooms/ lift machine
rooms, cold storage and other not-working areas in case of industrial buildings
and water tanks, and architectural features in respect of other buildings may be
permitted as a non-High Rise building.
2.42 ‘Industrial building’ means a building wholly or partly used as a factory, for the
manufacture of products of all kinds including fabrication and assembly, power
plant, refinery, gas plant distillery, brewery, dairy, factory, workshop etc.
2.43 ‘Land use’ includes the purpose to which the site or part of the site or the
building or part of the building is in use or permitted to be used by the Authority.
Land use includes zoning of land use as stipulated in the Master plan and the
Zoning Regulations.
2.44 ‘Layout’ means any subdivision of land with the formation of a new road or an
access road.
2.45 ‘Master Plan’ means Interim Master Plan/Master Plan/ Master Plan (Revised)
prepared for the Local Planning Areas prepared and approved by the
Government under the Karnataka Town and Country Planning Act, 1961.
2.46 ‘Mezzanine floor’ means an intermediate floor between two floors, above
ground level with area of mezzanine floor restricted to 1/3 of the area of that floor
and with a minimum height of 2.20mts.
2.47 ‘Parking space’ means an area enclosed or unenclosed, covered or open
sufficient in size to park vehicles together with a drive-way connecting the parking
space with a street or any public area and permitting the ingress and egress of
the vehicles.

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2.48 ‘Penthouse’ means a covered space not exceeding 10 square metres on the
roof of a building, which shall have at least one side completely open.
2.49 ‘Plinth’ means the portion of a structure between the surface of the surrounding
ground and surface of the floor immediately above the ground.
2.50 ‘Plinth area’ means the built up covered area measured at the floor level of the
basement or of any storey.
2.51 ‘Plinth level’ means the level of the floor of a building immediately above the
surrounding ground.
2.52 ‘Porch or portico’ means a roof cover supported on pillars or cantilevered
projection for the purpose of pedestrian or vehicular approach to a building.
2.53 ‘Public and semi-public building’ means a building used or intended to be
used either ordinarily or occasionally by the public such as offices of State or
Central Government or Local authorities, a church, temple, chapel, mosque or
any place of public worship, dharmashala, college, school, library, theatre for
cultural activities, public concert room, public hall, hospital run by public
institutions, public exhibition hall, lecture room or any other place of public
assembly.
2.54 ‘Residential building’ means a building used or constructed or adopted to be
used wholly for human habitation and includes garages, and other out-houses
necessary for the normal use of the building as a residence.
2.55 ‘Row Housing’/ Row Type Building/ villa means a row of houses with only
front, rear and interior open spaces where applicable.
2.56 ‘Semi-detached Building’ means a building detached on three sides with open
spaces as specified in these regulations.
2.57 ‘Service Apartments’ means fully furnished room or suite or rooms with kitchen,
which are intended to be rented out on daily/weekly/monthly basis.
2.58 ‘Service Road’ means a road / lane provided at the front, rear or side of a plot for
service purposes.
2.59 ‘Service industry’ means an industry where services are offered with or without
power. If power is used, aggregate installed capacity shall not exceed 5 HP or the
site area shall not exceed 240 sq m. Service industries shall be permitted in the
light industries zone of the Master Plan as given in Schedule I.
2.60 ‘Set back’ means the open space prescribed under these Zonal Regulations
between the plot boundary and the plinth of the building.
2.61 ‘Special Area Plan’ means a detailed land use plan and zoning regulations
prepared under the structure plan.
2.62 ‘Storey’ means the space between the surface of one floor and the surface of the
other floor vertically above or below.

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2.63 ‘Stilt Floor’ means a floor consisting of columns, used only as car parking and
shall not exceed 2.4m in height and not be covered by enclosures and shutters.
2.64 ‘Town Municipality’ means the Town Municipal Council established under the
Karnataka Municipailities Act.
2.65 ‘Zonal Regulations’ means Zoning of Land use and Regulations prepared
under the Karnataka Town and Country Planning Act, 1961 prescribing the uses
permissible in different land use zones, the open spaces around buildings, plot
coverage, floor area ratio, height of the building, building lines, parking, etc.
Note: -
a) The words and expressions not defined in these regulations shall have the same
meaning as in the Karnataka Town and Country Planning Act, 1961 and Rules,
the Building Bye Laws of Bangalore Mahanagara Palike and National Building
Code of India.
b) The Authority till the framing of its own Building Byelaws under Section 75 of the
KTCP Act 1961 shall adopt the relevant portions of the Building Byelaws of the
Bangalore Mahanagara Palike not covered under these Regulations in respect of
size of drawings, qualifications of persons drawing the plans, size of habitable
rooms, ventilation, facilities for physically handicapped persons, fire safety
requirements, staircase details, etc. in a building

c) Safety measures against earthquake in building construction:

Buildings with a height of 10 m and above shall be designed and constructed
adopting the norms prescribed in the National Building Code and in the “criteria
for earthquake resistant design of structures” bearing No. IS 1893-2002
published by the Bureau of Indian Standards, making the buildings resistant to
earthquake. The building drawing and the completion certificate of every such
building shall contain a certificate recorded by the registered engineer / architect
that the norms of the National Building Code and IS No.1893-2002 have been
followed in the design and construction of buildings for making the buildings
resistant to earthquake.

I. ZONING OF LAND USE

For the purpose of these regulations, the planning area of the town is divided into
following use zones.

1. Residential
2. Commercial (Retail and Wholesale)
3. Industrial (Light, Medium, Heavy & Service)
4. Public and Semi-Public
5. Public Utilities
6. Open Spaces, Parks, Playgrounds, Buffer along water bodies and Burial
Ground
7. Transport and Communication
8. Agricultural Use

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Uses of land that are permitted and those that may be permitted under special
circumstances by the BMRDA in different zones of the Bidadi Urbanisable area shall be
as follows.

Uses permissible under special circumstances by the Authority in different zones,

provided that:-

a) All changes are in public interest;

b) The proposal for all such changes are displayed in the notice board of the
Planning Authority/ BMRDA, as the case may be, inviting objections from the
public within a period of not less than fifteen days from the date of display as may
be specified by the Planning Authority/ BMRDA.
c) Roads are permitted without change of land use.

1. RESIDENTIAL ZONE:

a. Uses permitted:

Dwellings, hostels including working women and gents hostels, old age
homes, orphanages, places of public worship, schools offering higher primary
school courses, (with a minimum sital area of 500 sq. mtrs for nursery schools
and 1000 sq. mtrs for lower primary schools) public libraries, post and telegraph
offices, telephone exchange, Karnataka Power Transmission Corporation Limited
counters, milk booths, HOPCOM centres, STD booths, mobile phone service
repairs, computer institutes.

b. Uses that are permitted under special circumstances:

Municipal, state and central government offices, public utility buildings,

cemeteries, golf clubs, banks, nursing homes, higher primary schools with
minimum sital area of 2000 sq mts, hospitals for human care, (with a minimum
sital area of 750 sq. mtrs and the site is abutting a road of minimum 12 mtr
width), philanthropic uses, fuel storage depots, filling stations, service industries
with power up to 10 HP (for all the above industries and those as per the list
given in Schedule-I, power required for air conditioning, lifts and computers are
excluded from HP specified above), power loom for silk twisting (up to 10 HP)
provided the noise generated shall be within the limit prescribed by the Ministry of
Environment and Forest, Government of India., gas cylinder storage provided it
satisfies all required norms of safety, neighbourhood or convenience shops
limited to 20 sq.m., internet café centres, doctors consulting room, not exceeding
20.00 sq m. provided the applicant himself is a medical professional, pay & use
toilets and Service apartments, vehicle parking including multilevel car parking.

Note:
a) Diesel generators equivalent to the quantity of power supplied by the Karnataka
Power Transmission Corporation Limited (KPTCL) may be permitted as
substitute to power cut and power failures in any zone after obtaining
information on the quantity of power supplied to a premises and the capacity of

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generator required from KPTCL. However, in residential zone installation of

diesel generators be discouraged and shall be given in exceptional cases after
spot verification and obtaining No Objection Certificate from the KSPCB.

2. COMMERCIAL ZONE:

a. Uses permitted:

Uses that are permissible:- All uses that are permitted in Residential zone.
Offices, shops, commercial complexes and service establishments like hair
dressing saloons, laundries, dry cleaning and tailoring shops, hotels, clubs,
hostels, newspaper or job printing, all type of offices, banks, places of
amusement or assembly, restaurants microwave towers and stations, advertising
signs conforming to relevant building byelaws, church, temple and other places of
worship. Educational, Medical/Engineering/ technical and research
institutions,(on the Sites having minimum 2 Ha with a minimum of 12m wide
approach road). Libraries, any retail business or services not specifically
restricted or prohibited therein, Filling stations, neighbourhood shops, nursing
homes, Service industries listed in Schedule – I (power upto 10HP). Residential
buildings including orphanages and old age homes, warehouses, and kalyana
mantapas, cinema theatres, multiplexes, auditoriums, community Centres, hard
and software computer offices and information technology related activities
(Power required for air conditioners, lifts and computers are excluded from the
HP specified above) and all uses permitted and permissible under special
circumstances in residential zone.

b. Uses that are permitted under special circumstances:

Automobile workshop, manufacturing establishments employing not more

than ten workers and uses permitted or permissible on appeal in the residential
zone other than those specifically prohibited therein. Storage of inflammable
materials, junkyard, truck terminals weigh bridges, cold storage, fruit and
vegetable markets, meat and fish markets, Wholesale business.

General Note: Commercial complexes / Office Complexes/ neighbourhood shops

should have sufficient provision for toilet for visitors in each floor and should be shown
on plan. It shall have waste disposal arrangements.

3. INDUSTRIAL ZONE:

a. Uses that are permissible: All uses that are permitted in Residential and
Commercial zone. All industries like IT and BT industries, Microwave towers,
Power plants, Filling stations, Parking lot (including multi level), Bus and truck
terminals, Loading and unloading facilities, Warehouses, Public utilities like
garbage and sewage disposal, Municipal and Government offices, Dwellings for
manager, watch and ward staff in an area not exceeding1000sqm or 10% of the
total area, whichever is lower. Obnoxious industries are not permitted.

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Canteen and recreation facilities, kalyana mantapa, office, shops, clubs, job
printing, banks, restaurants, dispensary and automobile service stations. There is
no power limitations for industries to be permitted in this zone.

b. Uses that are permissible under special circumstances: Obnoxious

industries are subject to clearance from the State Pollution Control Board, Junk
yards, Diary and poultry farms, Ice and freezing plants with power, Sports and
Recreation uses, Resorts and Amusement parks. Wherever IT and BT industries
are permitted in area of 5 Hectares and above, 25% of the area may be allowed
for residential apartment for the convenience of the employees.

4. PUBLIC AND SEMI-PUBLIC USES:

a. Uses permitted:

All Central, State and Quasi Government offices and centres and institutional
office, educational, college campus including hostel facilities for students, cultural
and religious institutions including libraries, reading rooms and clubs, medical
and health institutions, cultural institutions like community halls, opera houses,
clubs, predominantly non commercial in nature, utilities and services, water
supply installations including disposal works, electric power plants, high tension
and low tension transmission lines, sub stations, gas installation and gas works,
fire fighting stations, filling stations, banks, and quarters for essential staff and all
uses permitted under parks and playgrounds.

Note: Retail shops, restaurants, filling stations, clubs, banks, canteens, dwellings
required for power maintenance and functioning of public and semi-public uses in the
zone may be permitted when they are run on non commercial basis in their own
premises and ancillary to the respective institutions.

b. Uses that are permitted under special circumstances:

Parking lot, repair shops, parks, playgrounds and recreational uses, stadium,
cemeteries, crematorium, clubs, canteen, libraries, aquarium, planetarium,
museum, horticultural nursery and swimming pool, orphanages and old age
homes.

5. PUBLIC UTILITIES:

a. Uses permitted:

Water supply installations including treatment plants, storage reservoirs,

OHT, drainage and sanitary installations including treatment plants and disposal
works, drying beds, solid waste management, electric power plants, high and low
tension transmission lines and power sub-stations, micro-wave towers, gas
installations and gas works, fire stations, milk dairies.

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Uses that are permitted under special circumstances:

Shops, canteens, offices, banking counter, dwellings required for proper

maintenance and functioning of public utility and other ancillary users, in their
own premises as an ancillary to the respective institutions not exceeding 5% of
the total area.

6. PARKS, PLAYGROUNDS AND OPEN SPACES:

a. Uses permitted:

Parks, play grounds, stadia, sports complexes, children’s play land inclusive
of amusement parks such as Disney land type, toy trains, parkways, boulevards,
cemeteries and crematoria, public toilets, parking, water supply installations &
OHT sewage treatment plants, public use ancillary to park and open space and
playground. The area of such ancillary use shall not exceed 5% of total area.

b. Uses that are permitted under special circumstances:

Clubs (non commercial nature and run by residents’ association), canteens,

libraries, aquarium, planetarium, museum, balabhavan, art gallery,
horticulture/nursery, transportation terminals and swimming pool, milk booths,
HOPCOMS centres.

7. TRANSPORTATION AND COMMUNICATION:

a. Uses permitted:

Railway lines, railway yards, railway stations, railway workshops, roads, road
transport depot, bus stations and bus shelter, parking areas, truck terminals,
MRTS terminals, airports and helipad, post offices, telegraph offices, telephones
and telephone exchanges, television telecasting and radio broadcasting stations,
microwave stations and offices in their own premises and residential quarters for
watch and ward, filling stations.

b. Uses that are permitted under special circumstances:

Hotels, motels, clubs, godowns and indoor recreational uses, shops,

canteens, restaurants, banks, dwellings required for proper maintenance of the
transport and communication services in their own premises as an ancillary to the
respective institutions not exceeding 25% of the total area.

7. AGRICULTURAL ZONE:

a. Uses Permitted:

Agriculture and horticulture, children’s play land inclusive of amusement

parks, such as Disney land type, eco-tourism activities, toy trains, dairy and
poultry farming, pisciculture, milk chilling centres, cold storage, farm houses and

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their accessory building and uses not exceeding 200 sq. mts. of plinth area for
the farmer’s own use within the limitation of minimum plot area of 1.20 hectares.
Uses specifically shown as stated in the land use plan like urban village, brick
kilns, quarrying and removal of clay and stone up to 3.0 mts. depth, rice mills,
sugar mills, jaggery mills gardens, orchards, nurseries and other stable crops,
grazing pastures, forest lands, marshy land, barren land and water sheet,
Highway amenities viz., Filling stations, weigh bridges and check posts.

b. Uses that are permitted under special circumstances:

Agro processing units, places of worship, air terminal and helipads,

Educational and health institutions, hospitals, libraries, sports clubs, stadiums,
playgrounds, water sports, golf centres, race course, race / driving testing tracks,
cultural buildings, exhibition centres, park and open spaces, graveyards/burial
grounds. Rehabilitated schemes of government, Institutions relating to
agriculture, research centres, LPG bottling plant (Min. 500 mts away from human
habitation), ware house, storage and sale of farm products locally produced,
provided the Ground Coverage does not exceed 15 percent. Service and repairs
of farm machinery and agricultural supplies, old age and orphanages homes,
Highway facilities (Truck terminals), residential developments within 250 meters
alround from the area of existing gramathanas due to natural expansion of the
village and shall not exceed ground plus one floor (G+1) as per regulation 13 of
this zoning regulations prescribed for Rural Development, whichever is suitable
and applicable as decided by the Authority case by case.
In the catchment area of Tippagondanahalli Reservoir, developments listed
under Para (b) are not permissible within a zone of 10KM radius around the
reservoir area as area of protection and for protection of the reservoir from further
deterioration. A buffer of 2KM on either side of Arkavati and Kumudvathi courses
within the catchment is also restricted for development. (Please refer to
Government Order No. FEE 215 ENV 2000 dated 18-11-2003 given in the
Annexure-III). No layout is allowed except the bifurcation due to family partition in
the one to two kms range from the centre of Arkavati and Kumudvathi river
courses.

NOTE:
1. A buffer of 45 m is assumed all along the flow of the river on both banks,
which shall be treated as no development zone.
2. In case of change of land use from the approved SAP to other use, the
setbacks shall be the higher of the two uses.
3. Highway facilities include the activities specified in Government circular
No. £ÀCE 16 ¨ÉAgÀÆ¥Á æ 2004À ¢£ÁAPÀB 20-12-2004. (Annexure – )

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SCHEDULE – I

Illustrative list of service industries that are permissible in residential zone under
special circumstances by the Authority and as well as that are permissible in
Retail business zone.

Sl. No. Description

1 Bread and bakeries
2 Confectionery, candies and sweets
3 Biscuit making
4 Ice cream
5 Cold storage (small scale)
6 Aerated water and fruit beverages
7 Flour mills with 5 HP in residential zone and 10 HP in retail business zone
8 Automobile two wheelers and cycle servicing and repairs
9 Furniture (wooden and steel)
10 Printing, book binding, embossing, etc.
11 Laundry, dry cleaning and dyeing facilities
12 General jobs and machine shops
13 Household utensil repair, welding, soldering, patching and polishing(kalai)
14 Photograph, printing (including sign board printing)
15 Vulcanising
16 Tailoring
17 Handlooms (small scale)
18 Velvet embroidery shops
19 Art weavers and silk screen printing and batik work
20 Jewellery, gold ornaments and silver wares
21 Mirrors and photo frames
22 Umbrella assembly
23 Bamboo and cane products
24 Sports goods and its repair shops
25 Musical instruments repair shops
26 Optical lens grinding, watch and pen repairing
27 Radio repair shop
28 Rubber stamps
29 Card board box and paper products including paper (manual only)
30 Cotton and silk printing/ screen printing
31 Webbing (narrow, fabrics, embroidery, lace manufacturing)
32 Ivory, wood carving and small stone carving
33 Coffee curing units
34 Candles and wax products

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Sl. No. Description

35 Household kitchen appliances
36 Washing soaps small scale only
37 Fruit canning and preservation
38 Electric lamp fitting / Assembly of Bakelite switches.
39 Shoe making, repairing
40 Power looms (silk reeling unit up to 10 HP)
41 Areca nut processing unit
42 Beedi rolling
43 Agarbathi rolling
Assembly and repair of measuring instruments(excluding handling of
44.
mercury and hazardous materials)
45. Clay & modelling with plaster of Paris.
46. Diary products e.g. cream, ghee, paneer, etc.
47. Enamelling vitreous (without use of coal)
48. Milk cream separation
49. Manufacture of jute products
50. Manufacture of Bindi
51. Photo copying of drawings including enlargement of drawings and designs.
52. Packaging of shampoos
53. Packaging of hair oil
54. Internet café
55. Utensil washing powder (only mixing and packaging)

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II. ZONING REGULATIONS

1. The minimum set back required on all the sides of a building, maximum plot coverage, maximum FAR, maximum
number of floors, maximum height of building that are permissible for different dimensions of sites and width of roads
are set out in Tables given below.
TABLE –1
Exterior open spaces / setbacks in Percentage (minimum) for residential, commercial, public and
semi-public, traffic and transportation, public utility buildings up to 10.0 mtrs in height
Residential T& T, P.U &
Depth of site T& T, P.U & public & Width of site Residential
Minimum in Commercial Commercial public & semi
in Mtrs. semi Public in Mtrs Minimum in Mtrs.
Mtrs. Public
Front Rear Front Rear Front Rear Left Right Left Right Left Right
1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14.
Upto 6 1.00 0 1.00 0 1.50 0 Upto 6 0 0 0 0 0 1.00
Over 6 Over 6
1.00 1.00 1.50 0 1.50 1.50 1.00 1.00 0 1.00 1.00 1.50
Upto 9 Upto 9
Over 9 Over 9
1.00 1.00 1.50 1.00 2.00 1.50 1.00 1.00 1.00 1.00 1.50 1.75
Upto 12 Upto 12
Over 12 Over 12
1.50 1.50 2.50 1.50 2.50 1.50 1.50 2.00 1.50 2.00 1.75 2.50
Upto 18 Upto 18
Over 18 Over 18
2.50 2.00 3.00 2.00 3.00 2.00 2.00 3.00 2.00 2.50 2.50 3.00
Upto 24 Upto 24

Over 24 3.50 3.00 3.50 2.50 4.00 3.00 Over 24 2.00 3.00 2.00 3.00 3.00 4.00

Note: T&T: Traffic and Transportation,

P.U: Public Utility

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Note:
i. When car garage is proposed on the right side rear corner, the minimum
set backs shall be 3.0 m;
ii. For residential, commercial, public and semi-public, traffic and
transportation, public utility buildings, above 10 m in height, the set backs
shall be insisted as per Table - 2;
iii. For residential sites up to 120 sq. m;
a. Open staircase shall be permitted in the side setbacks, but there
shall be a minimum open space of 0.50 m from the side boundary
and 1.0 m from the front and rear boundary of the site.
b. Toilets minimum of 1 m x 1.5 m and not exceeding 1.4 percent of
the plot area permissible in rear set back only;
c. When minimum set back of 1.5 m is left on the right side, a scooter
garage may be permitted at the back side limiting the depth of the
garage to 3.0 m;
iv. The height of the stilt floor not exceeding 2.4m can be permitted
without reckoning the same for the purpose of height of the building

TABLE – 2
Exterior open spaces / setbacks for residential, commercial, public and
Semi-public, traffic and transportation, public utility buildings,
Above 10.00 meters in height.

Minimum Exterior open spaces /

setbacks
Sl. No. Height of building in meters
to be left on all sides
(in meters)
1 Above 10.0 upto 12.0 4.5
2 Above 12.0 upto 15.0 5.0
3 Above 15.0 upto 18.0 6.0
4 Above 18.0 upto 21.0 7.0
5 Above 21.0 upto 24.0 8.0
6 Above 24.0 upto 27.0 9.0
7 Above 27.0 upto 30.0 10.0
8 Above 30.0 upto 35.0 11.0
9 Above 35.0 upto 40.0 12.0
10 Above 40.0 upto 45.0 13.0
11 Above 45.0 upto 50.0 14.0
12 Above 50.0 16.0

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TABLE – 3
Maximum Floor Area Ratio & Road Widths for Different uses

Public & Semi-

Road width
Residential Commercial public, T&T, Public
in metres
utility

Up to 9 1.50 1.50 1.25

Over 9 to 12 1.75 1.75 1.50
Over 12 to 18 2.00 2.00 1.75
Over 18 to 24 2.25 2.25 1.75
Over 24 2.50 2.50 2.00
Note :
Only effluent treatment plant, open to sky swimming pool, car parking are
excluded from FAR computations.

2. GROUP HOUSING :

Approval of Group Housing Project

The following norms shall be adopted while approving building plans for group
housing;
a) The approach road to a group housing project must have a minimum width of
9 m;
b) The minimum area for group housing shall be 1.00 Ha. Or more.
c) An apartment Building on a plot of 1 hectare or more shall also be treated as
group housing and norms be applied accordingly.
d) A development plan showing the general arrangement of residential building
blocks, and dimensions of the plots earmarked for each building block, access
roads to abutting lands, parks, open spaces and civic amenity areas, shall be
obtained prior to according approval to the building plan;
e) Set backs should be provided with reference to the depth and width of total
plot area;
f) The floor area ratio (FAR) shall be with reference to the width of the public
road abutting the property and the FAR shall be calculated for the net area of
the plot as prescribed in Table - 4 after deducting the area reserved for the
parks, open spaces and civic amenities in the plot;
g) The coverage shall be with reference to the total area of the development
plan;
h) The distance between any two buildings shall not be less than half the height
of the taller building;
I) 25% of the total area be reserved for civic amenity, parks and open spaces,
subject to a minimum of 15% for parks and open spaces and 5% for civic
amenities.
j) An area of 15% of total units or its equivalent market price shall be
relinquished to the Authority for E.W.S. housing needs.

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TABLE – 4
Maximum plot coverage, FAR, minimum setbacks and minimum
Road width for group housing.

Maximum
Plot area Minimum road width in m Maximum FAR
Plot coverage
Between 1.00 to 2.00 ha 9 60% 1.75
Between 2.00 to 3.00 ha 12 50% 2.50
Above 3.00 ha 15 40% 2.75

Note:
a) Approval of development plan showing the general arrangement of residential
building blocks, and dimensions of plot earmarked for each building blocks,
means of access roads and civic amenity areas, should precede the approval
to building plan.
b) In case, the height of group housing building exceeds 10.0 m, then setback to
be left all-round the premises shall be as per Table –2.
c) Parking requirement shall be as per Table –12. In addition, 5% of the total
area shall be reserved for visitors parking separately.
d) Internal roads and park area shall be developed by the owner / developer
himself for the specified purpose only.
e) C.A. sites and park area reserved in the development plan shall be handed
over free of cost to the Authority by a relinquishment deed. Preference may
be given to the owner/developer of the respective project for lease of C.A.
area reserved in the Group Housing project.

3. Semi detached houses.

TABLE – 5

Regulations for Semi-detached houses

Minimum combined area of the

01. 140 sq m
neighbouring plots
02. Building coverage
03. Floor area ratio As applicable to individual plots
04. Maximum number of floors
05. Minimum road width
Front set back for back to back Shall be equal to the sum of front and rear
06.
plots set backs of individual plots.
On a plot on which a semi-detached building
Side set backs for plots joined at is proposed, the side set back for each unit
07.
the side. shall be the total of the left and right set
backs to be left in case of individual plots.
Note: An area of 5% of plot area or its equivalent market price shall be relinquished
to the Authority for E.W.S. housing needs.

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4. Row housing
TABLE – 6
Row Housing (Maximum 12 units, minimum 3 units)

1 Minimum combined area of plot 210 sq m

Maximum area of each plot 108 sq m
3 Building coverage
4 Floor area ratio
As applicable to individual plots
5 Number of floors
6 Minimum road width
Front: 2.00 m
7 Set backs minimum Rear: 1.50 m
Side: 2.00 m only for end units

Note: An area of 5% of plot area or its equivalent market price shall be relinquished
to the Authority for E.W.S. housing needs.

5. Flatted factories.
TABLE - 7
Regulations for Flatted Factories

1. Minimum plot area : 1,000 sq.mtrs.

2. Maximum plot coverage : 40 %
1.50 upto 12.0 mtrs. road width and 1.75
3. FAR. : above 12.0 mtrs. road width.
a. Front 8.00 mtrs
4. Minimum setbacks : b. Rear 4.50 mtrs.
c. Sides 4.50 mtrs.

7. Industrial buildings

TABLE – 8
Coverage, Floor Area Ratio and Open space for Industrial buildings

Floor Minimum Minimum Other Minimum

Plot area Max. plot
area Frontage Front sides road
in sq m coverage
Ratio in m. setback in m in m width in m
Up to 230 80% 1.00 3.0 1.00 1.00 Up to 6
231 to Over 6
60% 1.25 12.0 4.50 3.00
1000
1000 to Over 9
50% 1.25 24.0 6.00 5.00
2000
2001 to Over 12
40% 1.25 28.0 8.00 5.00
4000

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4001 to Over 15
35% 1.00 32.0 8.00 6.00
8000
Above Over 15
30% 0.50 42.0 15.00 12.00
8000

Note: whenever the a plot of the minimum size prescribed is not facing the
required width of road, permission shall be granted to the maximum
extent of built up area allowable to that particular road width.
7. PARKING REGULATIONS
Parking space standards:
a) Each off-street parking space provided for motor vehicles shall not be less
than (2.5 m x 5.0 m) 12.50 sqm area and for scooter and cycle parking
spaces provided shall not be less than 3 sqm and 1.4 sq m respectively and
it shall be 25% of the car parking space.
b) For building of different uses, off-street parking spaces for vehicles shall be
provided as stipulated below.

TABLE – 9
Off-street parking spaces

Sl. Minimum one car parking space of

Occupancy
No. 2.50 m x 5.00 m for every
2 tenements each having area less than 50
1. Multi-family residential sqm
1 tenement exceeding area of 50 sq
Lodging establishments, tourist
2 6 guest rooms
homes and hotels
200 sqm floor area
3 Educational
a. 100 sqm floor area subject to minimum
a. Hospital 20 spaces
4
b. Nursing homes b. 75 sqm sqm floor area subject to
minimum 10 spaces
5
Assembly/Auditorium 25 seats
Government or Semi public
6 100 sq m floor area
buildings
7 Retail business 75 sqm floor area
Commercial malls including 50 sq.m. plus parking as per cinematography
8
Multiplex act reckoned on the total no. of seats.
8 Industrial 150 sq m floor area
9 Storage 100 sqm floor area
10 Kalyana Mantapa 75 sqm floor area
11 Private Offices 75 sqm floor area
Restaurant/Pubs/Bars/Coffee
12 75sq m of floor area
Parlours

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13 Students Hostels 15 rooms

14 Working Persons Hostel 5 rooms

Note:
(a) Parking space shall be with reference to total floor area after deducting space
covered by lift room, stare case, open balcony and ducts open to sky in addition
to the area deducted for the purpose of calculating the F.A.R.
b) Up to 20 sq m in the case of shops, parking spaces need not be insisted.
c)Off-street parking space shall be provided with adequate vehicular access to a
street, and the area of drive aisles subject to a minimum of 3.50 m and such
other provision required for adequate manoeuvring of vehicles shall be exclusive
of the parking spaces stipulated in these Zonal Regulations
d) The parking spaces shall be provided in:
(i) First basement for plots up to 1000 sqm and second basement shall be
permissible for plots more than 1000 sq m
(ii) Stilt floor or in upper floors (at any level)
(iii) Car parking can be provided in the set back areas provided, a minimum
of 3.0 m is left free from the building
e) The other aspects for providing parking spaces are:
(i) Common and Continuous cellar parking floors between adjoining blocks
would be allowed depending upon structural safety aspects
(ii) The parking spaces should be efficiently designed and clearly marked
and provided with adequate access, aisle, drives and ramps required for
manoeuvring of vehicles.
(iii) Stilt floor/Cellar parking floor shall be used only for parking and not for
any habitation purpose. Misuse of the area specified for parking of
vehicles for any other use shall be summarily demolished / removed by
the Enforcement Authority.
(iv) For parking spaces in second basement and upper storeys of parking
floors, at least two ramps of minimum 3.5 m width or one ramp of
minimum 5.4 m width and maximum slope of 1:8 shall be provided.
(v) Basement / cellar shall be permitted to extend in the setback area except
the front setback after leaving a minimum of 1.5 m from the property line
(vi) A maximum of three basements in the case of 3-Star Hotels and above
can be permitted for parking and services
(vii) Every basement storey shall be at least 2.4 m in height from the floor to
the bottom of the roof slab / beam / ceiling (whichever is less) and this
height of basement floor shall not exceed 2.75 m
(viii) The basement storey shall not be projected more than 1.20 m above
the average ground level

8. Corridor: The minimum width of corridor for different building or type is as

given in the Table 10.

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TABLE – 10

Minimum Width of Corridors

Sl. Minimum width of the

Building use or type
No. corridor in meters
Residential building 1.0
1
Apartment building 2.0
Assembly buildings such as auditorium, Kalyana
Mantapas, cinema theatre, religious building, temple,
2 2.0
mosque or church and other buildings of public assembly
or conference.
3 Institutional buildings such as:
a) Government office 2.0
b) Government Hospitals 2.4
Educational Buildings such as Schools, Colleges,
c) 2.0
Research Institutions.
Commercial buildings such as private office, nursing
d) 2.0
homes, lodges, etc.
e) All other buildings 1.5

9. Restrictions of building activity in vicinity of certain areas:

a) No building/ development activity shall be allowed in the bed of water bodies

like nala, and in the Full Tank Level (FTL) of any lake, pond etc., .
b) The above water bodies and courses shall be maintained as
recreational/Green buffer zone, and no building activity other than recreational
use shall be carried out within.
i) 30 meters from the boundary of Lake.
ii) 9 meters from the boundaries of Canal.
iii) 9 meters from the boundary of Nala as defined in the RS map /
toposheets.
iv) The above shall be in addition to the mandatory setbacks. Unless and
otherwise stated, the area and the Full Tank Level (FTL) of a lake shall be
reckoned as measured or given in the Survey of India topographical
maps/Irrigation Dept.
v) 50.00 m. of Buffer zone or No Development Zone from the boundary of the
Solid Waste Management site shall be insisted.
vi) 200.00 m. of ‘Sensitive Zone’ from the boundary of buffer zone shall be
insisted and permissions in this zone will be as per the land use specified
in SAP. The Authority may impose certain conditions (about the existence
of the site etc.,) that may protect the Solid waste management site and
sensitive zone

10. DISTANCE OF BUILDING FROM ELECTRICAL LINES:

No building shall be erected below an electrical line, as well as within the horizontal
distance from the electrical line indicated in the Table-14. The vertical distance below
the level of the electrical line and the topmost surface of the building corresponding
to the minimum horizontal distance shall be as indicated in Table-11. The minimum
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vertical clearance is not applicable if the horizontal distance exceeds the minimum
prescribed.

TABLE – 11

Distance of buildings from electrical lines

Vertical Horizontal
Sl.
Electrical lines clearance clearance
No.
in m in m
Low and medium voltage lines
1 2.5 6.0
up to 11 KV
High voltage lines up to and
2 3.7 6.0
including 11 KV
High voltage line above 11 and up to and
3 3.7 6.0
including 33 KV

11. SOLAR WATER HEATER REQUIREMENTS

Solar water heaters shall be provided as per the table for different categories of
buildings.

TABLE – 12

Solar lighting and water heater requirements

Sl. 100 litres per day shall be

Type of use
No. provided for every unit
Restaurants service food and drinks with seating / 40 sq m of seating or
1
serving area of more than 100 sq m and above. serving area
2 Lodging establishments and tourist homes 3 rooms
3 Hostel and guest houses 6 beds / persons capacity
4 Industrial canteens 50 workers
5 Nursing homes and hospitals 4 beds
Kalyana Mantapas, community hall and
6 30 sq m of floor area
convention hall (with dining hall and kitchen)
7 Recreational clubs 100 sq m of floor area
8 Residential buildings:
(a) Single dwelling unit measuring 200 sq m of floor area or site area of more
than 400 sq m whichever is more.
(b) 500 lpcd for multi dwelling unit / apartments for every 5 units and multiples
thereof.
Solar photovoltaic lighting systems shall be installed in multi unit residential
9 buildings (with more than five units) for lighting the set back areas, drive ways,
and internal corridors.

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12. Rain Water Harvesting:

Rainwater harvesting is compulsory in all buildings in plots of 4000 Sq mtrs and

above, it includes storage or recharging into ground of rainwater falling on the
terrace or on any paved or unpaved surface within the building site.

The following systems may be adopted for harvesting the rainwater drawn from
terrace and the paved surface.
a) Open well of a minimum of 1.00 m dia. and 6.00 m in depth into which
rainwater may be channelled and allowed after filtration for removing silt and
floating material. The well shall be provided with ventilating covers. The water
from the open well may be used for non-potable domestic purposes such as
washing, flushing and for watering the garden, etc.
b) Rainwater harvesting for recharge of ground water may be done through a
bore well around which a pit of one meter width may be excavated up to a
depth of at least 3.00 m and refilled with stone aggregate and sand. The
filtered rainwater may be channelled to the refilled pit for recharging the bore
well.
c) An impervious storage tank of required capacity may be constructed in the
setback or other than, space and the rainwater may be channelled to the
storage tank. The storage tank may be raised to a convenient height above
the surface and shall always be provided with ventilating the surface and shall
always be provided with ventilating covers and shall have draw off taps
suitably place so that the rain water may be drawn off for domestic, washing,
gardening and such other purposes. The storage tanks shall be provided with
an overflow.
d) The surplus rainwater after storage may be recharged into ground through
percolation pits, trenches, or combination of pits and trenches. Depending on
the geomorphologic and topographical condition, the pits may be of the size of
1.20 m width x 1.20 m length x 2.00 m to 2.50 m depth. The trenches can be
or 0.60 m width x 2.00 m to 6.00 m length x 1.50 m to 2.00 depth. Terrace
water shall be channelled to pits or trenches. Such pits or trenches shall be
backfilled with filter media comprising the following materials. -
i) 40 mm stone aggregate as bottom layer up to 50% of the depth;
ii) 20 mm stone aggregate as lower middle layer up to 20% of the depth;
iii) Course sand as upper middle layer up to 20% of the depth;
iv) A thin layer of fine sand as top layer;
v) Top 10% of the pits / trenches will be empty and a splash is to be
provided in this portion in such a way that roof top water falls on the
splash pad;
vi) Brick masonry wall is to be constructed on the exposed surface of pits /
trenches and the cement mortar plastered;
vii) The depth of wall below ground shall be such that the wall prevents lose
soil entering into pits / trenches. The projection of the wall above ground
shall at least be 15 cm;
viii) Perforated concrete slabs shall be provided on the pits / trenches.
e) If the open space surrounding the building is not paved, the top layer up to a
sufficient depth shall be removed land refilled with course sand to allow
percolation of rainwater into ground.

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The terrace shall be connected to the open well / bore well / storage tank /recharge
pit /trench by means of H.D.P.E. / P.V.C. pipes through filter media. A valve system
shall be provided to enable the first washings from roof or terrace catchments, as
they would contain undesirable dirt. The mouths of all pipes and opening shall be
covered with mosquito (insect) proof wire net. For the efficient discharge of
rainwater, there shall be at least two rain water pipes of 100 mm dia for a roof area
of 100 sq m

Rainwater harvesting structures shall be sited as not to endanger the stability of

building or earthwork. The structures shall be designed such that o dampness is
caused in any part of the walls or foundation of the building or those of an adjacent
building.

13. Regulations for Rural Development:

Within 150 mtrs from the existing gramathana, for those villages having a
population upto 1000 as per 2001 census, and for every additional 1000
population additional 50 mtrs for uses permitted under residential and agricultural
zone may be permitted with the following conditions.
1. FAR :1.00
2. Maximum No. of Floors :G+1
3. Setbacks and FAR: As per Table No.1 and 3.

14. AREAS OF SPECIAL CONTROL:

The historical monuments in any city reflect the past glory of the city. As they attract
tourists both from inside and outside the country. While permitting developments
around historical monuments, care has to be taken to see that their aesthetic
environs are not affected. In order to preserve aesthetic environs around these
monuments it is necessary to declare the areas surrounding these monuments as
zones of special control and impose the following special regulations around these
monuments.
a) Building up to and inclusive of first floor or up to a height of 7 m from ground
level, whichever is less, is permissible within a distance of 100 m distance from
the premises of the monuments.
b) Buildings up to and inclusive of second floor or up to a height of 10.5 m from
ground level, whichever is less are only permissible between 100 m and 200 m
distance from the premises of the monuments.
c) Building up to and inclusive of third floor or up to a height of 14 m from ground
level, whichever is less are only permissible between 200 m and 400 m distance
from the premises of the monuments.
Note: In any case no building shall be permitted within 400 m above the height of the
declared monument.

15. SECURITY DEPOSIT:

The applicant shall deposit a sum of Rs. 50/- per Sq.M. of floor area as refundable
non-earning deposit for the following categories of buildings namely:

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a) Residential Buildings/ Group Housing/Multi-Dwellings/Apartments with 5

units or more.
b) Commercial Buildings exceeding 300 Sq.m. of floor area. The security
deposit shall be refunded after one year of completion of the building as
per approved plan certified by Development or Local Authority. If the
construction is not as per the approved plan, the deposit would be
forfeited.

III. DESCRIPTIONS

1. Application of land use:

a) The proposed land use indicated towards the roadside of a property shall be
the land use for the entire property (one property depth not exceeding 50 m)
without identifying it for different uses by measuring as per the scale of the
maps. This is applicable only to the built-up area as shown in the existing
land use map.
b) Different uses permitted in a given zone may be allowed in different floors of
the building. In such cases, the regulations applicable to the use of the
ground floor of the building shall apply to the entire building.
c) In case of uses granted under special circumstances/change of land use, as
the case may be, the higher of the setback and the lower of the FAR
applicable to the original land use /change of land use as the case may be
shall be applicable

2. General rules:

The following shall be considered while enforcing the zoning regulations for all types
of developments:

a. Commitments/Approvals by BMRDA/Revenue Authority, prior to the

provisional approval of Special Area Plan, with reference to plan approvals,
opinion given for land conversion etc, are to be honoured irrespective of the
land use proposed in the SAP except in cases of road alignment, natural
drains and water bodies.
b. The proposed alignment of STRR, IRR, RR and TRR etc., are to be
incorporated. In case of any changes in alignment by the competent
authority, the same would prevail over SAP proposal.
c. Any discrepancies with respect of revenue survey numbers and in actual
alignment of HT lines in the SAP shall be resolved by field and documentary
verifications by the Authority.
d. The front and rear set backs shall be with reference to depth of the site.
e. Left and right set backs shall be with reference to width of the site.
f. No side set backs shall be insisted upon only in the case of reconstruction of
existing building where traditional row housing type of development exists and
in areas specifically provided under the Zonal Regulations.
g. The provision of set backs should be read with tables prescribed for floor area
ratio, coverage etc., for different type of buildings.

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h. When the building lines are fixed, the front set back shall not be less than the
building line fixed or the minimum front set back prescribed whichever is
higher.
i. In the case of corner sites both the sides facing the road shall be treated as
front side and regulations applied accordingly to maintain the building line on
these two roads and to provide better visibility.
j. In case where the building line is not parallel to the property line, the front and
rear set backs shall not be less than the specified set backs at any point.
k. In case of building sanctioned prior to coming into force of these rules which
are abutting other properties on one, two or more sides, upper floors may be
permitted, to utilise the available FAR except in the front to enable road
widening, if any.
l. In case of irregular plots set backs are to be calculated according to the depth
or width at the points where the depth or width are varying. In such cases,
average set backs should not be fixed at as they may effect minimum set
back at any point.
m. The left and right set-backs may be interchanged by the authority in
exceptional cases due to existing structures like: open well and also
considering the topography of the land
b) For all the high-rise buildings NOC from the following departments shall be
obtained.

i) Fire force department.

ii) K.U.W.S.& D.B.
iii) K.P.T.C.L./BESCOM
iv) Telecommunication department
v) Karnataka State Pollution Control Board
vi) Any other Authority specified by the BMRDA.

3. Road width: -
a) Road width means distance between the boundaries of a road including
footways and drains.
b) If the road width varies along the length of road, then the minimum width of
the road along 200 m stretch on either side, from the centre of the plot shall
be considered.
c) In case of roads having service roads in addition to the main roads, the
width of road shall be aggregate width of service roads and main roads for
determining FAR and number of floors.

4. Means of Access:

The means of exclusive access, which would be other than through public roads and
streets, shall not be of more than 30 mtrs. length from the existing public roads and
streets The minimum width of such access shall be 3.5 mtrs. FAR and height of
buildings coming up on such plots shall be regulated according to the width of public
street or road. If the means of access exceeds 30.0 mtrs. in length, FAR shall be
regulated with reference to the width of such access road. Construction of buildings
on plots with common access/lanes from the public road/street shall be regulated
according to width of such common access roads/lanes.

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5. Garages:

a) For garages no side or rear setbacks are to be insisted. One upper floor not
exceeding 3.0 mtrs. in height shall be permitted provided no openings are
provided towards neighbouring buildings and at least one opening for light
and ventilation is provided towards the owners property.
b) Garages shall be permitted in the rear right hand corner of the plot. In cases
of buildings constructed or sanctioned prior to the enforcement of these
regulations, where space is not available on the right side, it may be
permitted on the left side provided minimum setback exists in the adjoining
property of the left side.
c) In case of corner plots, the garage shall be located at the rear corner
diagonally opposite to the road intersection.
d) The maximum width of the garage shall not exceed 4 m and the depth
should not be more than 6.0m or 1/3 the depth of the plot, whichever is
lower.
e) The garages shall not be constructed or reconstructed within 4.5mts from
road edge. This may be relaxed in cases where the garage forms part of the
main building with minimum setback for the plot.

5. Plots facing the roads proposed for widening:

In case of a plot facing the road proposed for widening, the required land as
indicated in the special area plan for road widening shall be handed over to the local
authority free of cost by a ‘relinquishment deed’ by the owner of the land before
sanction is accorded to his plan;
a) The FAR shall be allowed as applicable to the total area of the site without
deducting the area to be taken over for road widening, provided at least 60%
of the sital area is available for use as a building site after the proposed road
widening; and set back shall be determined for the remaining portion of the
plot.
b) Existing road width abutting the site shall be considered for calculating the
FAR. Benefit of Development Rights shall be applicable in such cases as
per the guidelines of Section 14-B of KTCP Act 1961 prescribed for declared
Local Planning Areas.

10. Exemption in open space:

The following exemptions in open space shall be permitted

a) Cantilever Portico: A cantilever portico of 3.0 m width (maximum) and 4.5
m length (maximum) may be permitted in the ground floor within the side set
back. No access is permitted to the top of the portico for using it as a sit out.
Height of the portico shall be open to sky. The portico when allowed shall
have a clear open space of one meter from the boundary of the property.
b) Balcony: The projection of the balcony shall be measured perpendicular to
the building up to the outermost edge of the balcony. Cantilever projection of
the balcony shall be permitted not exceeding 1/3 of the setback subject to a
maximum of 1.1 m in the first floor and 1.75 m in and above the second
floor. No balcony is allowed within the minimum setback area at the ground

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floor level. The length of the balcony shall be limited to 1/3 of the length of
each side of the building.

8. Lifts: Lifts shall be provided for buildings with ground plus three floors and
above

9. Parking space: Adequate space for car parking shall be provided in the
premises as per standards in Table-9.

10. Water supply: Bore well shall be provided in all high rise buildings to provide
alternative source of water supply where the Karnataka Urban Water Supply
and Drainage Board so desires and the strata is capable of yielding water.

11. Height of building: In the reckoning of height of buildings, headroom, lift

room, water tanks on terrace, penthouse may be excluded.

IV. SUB-DIVISION REGULATIONS

The purpose of these regulations is to guide the development of new areas in

accordance with the land use plan. As long as this is done on sound planning
principles with adequate space standards, the future of the Town is assured. This
will not necessitate costly corrective measures, which would be come necessary, if
sub-standard growth is allowed to take place. These sub-division regulations are
confined to standards of size of plots, street widths and community facilities.

In sanctioning the sub-division of a plot under section 17 of the Karnataka

Town and Country Planning Act, 1961, the Planning Authority shall among other
things see that the following planning standards are followed for sub-division of plot.

3. Approval of residential layout:

a. Size of plot
No building plot resulting from a sub-division after these regulations come into
force is smaller in size than 54 sq m in residential zone. In specific cases of sites
for housing schemes for economically weaker sections, low income groups, slum
clearance and Ashraya housing, the authority may relax the above condition.
However, this clause remains relaxed to such cases already permitted by the
Authority, before these zoning regulations came into force, irrespective of the
extent of area involved.

b. Areas for open spaces and civic amenities

The areas for open space and Civic Amenities while sanctioning of layout for
residential purpose shall be subject to the following conditions:
i) The minimum area for approval of a layout shall not be less than 4.0 ha
provided that if a single owner does not possess the entire 4.0ha, a group of
owners may jointly apply to the Authority.
ii) In case of already land locked areas where the amalgamation of 4.00 Ha. Is
not at all possible, the Authority may consider such cases provided a

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minimum 10% of Open space and 5% of Civic amenity space shall be

reserved.
iii) The area earmarked for residential sites shall be a maximum of 55%
inclusive of 3% for commercial use of the total extent. A minimum of 15% of
total No.of plots shall be reserved for EWS and LIG categories.
iv) 10% and 5% of the area shall be earmarked for parks and playgrounds and
civic amenities respectively. Further, any area remaining after earmarking
for roads in the circulation plan, such remaining area shall be included as
civic amenity area.
v) If by incorporating major roads proposed in the Special Area Plan, the area
under roads exceeds 45%, in such case the reservation under parks and
civic amenities may be relaxed.
vi) The area reserved for parks and playgrounds, civic amenities and roads
shall be handed over to the Authority free of cost through a registered
relinquishment deed before taking up development of the layout.
vii) Minimum width of road width shall not be less than 12.00 m. for plots of
9.00m. x 12.00 m and above.
viii)In case of EWS sites of the minimum road width shall be 7.5m.

c. Approval of single plot for residential purpose.

Any extent of land can be approved as single plot subject to the following conditions.
i) The land in question shall be converted for non-agricultural
purpose.
ii) The land shall have access from the public road and the use of
land shall be in accordance with the Zoning Regulations of the Master Plan.
iii) The necessary development charges shall be paid to the
concerned UDA / Local Authority. This fee is in addition to recovery of fee
under Section 18 of K.T.C.P Act and other fees/charges prescribed by the
Government from time to time.
iv) If the owner of Single plot desires to sub-divide the plot at
subsequent dates, he shall obtain approval by the Authority treating it as
sub-division of land and the norms applies accordingly as prescribed in the
Zoning Regulations.

2. Approval of non-residential layouts.

A. If the non-residential layout for approval consists of only one single unit,
approval shall be given subject to the following conditions:

i) 5% of the total extent of land shall be reserved for vehicle parking and this
shall be in addition to the parking space prescribed in the Zoning
Regulations as per the total floor area of the building.

ii) 10% of the total extent shall be earmarked as parks/ playground.

iii) The area reserved for vehicle parking and park shall be maintained by the
landowner and this land shall not be used for any other purpose by the
landowner.

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iv) The Authority shall collect the same fee for the land use, in the special area
zone, as per the table prescribed for the LPAs under section 18 of K.T.C.P.
Act and other development charges applicable as per actuals and any other
fees and charges prescribed by the Government from time to time.

B. If the non-residential layout for approval consists of two or more number of plots,
the following conditions shall apply:

i) 5% of the total extent of land shall be reserved for vehicle parking and this
shall be in addition to the parking space prescribed in the Zoning
Regulations as per the total floor area of the building.

ii) 10% of the total extent of land shall be earmarked as open space.

iii) Minimum width of road shall not be less than 12.0m.

iv) The area earmarked for parking and open space and roads shall be handed
over to the local authority at free of cost for maintenance.

v) The same structure mentioned in 2A(iv) above shall apply

3. Amalgamation:
i) In case of amalgamation, the proposed sites shall have the same land use.
ii) Ownership of the amalgamated plot could be in single or multiple names/family
members/company. But amalgamation shall not be considered if the plots are under
lease agreement
iii) No amalgamation shall be entertained in cases of designated EWS sites.
iv) Development controls for the amalgamated plot shall be with reference to new
dimensions.

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V. Standards for Civic Amenities, parks & play grounds

TABLE –13
1. Civic Amenities

Population per
Particulars Area in ha.
unit
a) Educational Facilities: -
i) Nursery School (age group 3 to 6 years) 1,000 Minimum 0.20
ii) Basic primary and Higher primary (Including play ground)
3,500 to 4,500
school (age group 6 to 14 years) 1.00
iii) Higher secondary school (age group Minimum 2.00
15,000
14 to 17 years) (including play ground)
Minimum 3.0 to 4.0
iv) College 50,000
(including play ground)
b) Medical Facilities:
i) Dispensary 5,000 0.10
0.40 (including staff
ii) Health Centre 20,000
quarters)
c) Other facilities:
0.15 (including staff
i) Post and Telegraph 10,000
quarters)
ii) Police Station 10,000 0.20
iii) Religious Building 3,000 0.10
iv) Filling Station 15,000 0.05

TABLE – 14
2. Parks, play ground and open spaces

Sl. No. Category Population per unit Area in hectares

1. Tot-lot 500 Minimum 0.05
2. Children park 2,000 Minimum 0.20
3. Neighbourhood play ground 1,000 Minimum 0.20
4. Neighbourhood park 5,000 Minimum 0.80

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VI. BUILDING LINE

Building lines are prescribed for some important roads. Front setback is also
prescribed separately for various types of buildings. The higher of the two shall be
the minimum open space in order to have better street architecture and also to
facilitate road widening proposal if any in future.

TABLE – 15
Proposed Building Line
Building line
Proposed
from the edge
Sl.No. Name of the Road right of way
of ROW
(Metres)
(Metres)
1. STRR 90.0 10.0
2. IRR 90.0 10.0
3. TRR/ORR 90.0 10.0
4. Radial Road/National Highway –7 60.0 10.0
National Highway – 207 45.0 6.0
6. State Highway
30.0 6.0
7. Major District Road 30.0 4.0

8. Other District Road 24.0 3.0

9. Village Roads 18.0 3.0

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